448 E Telegraph St E #76 · Washington, UT 84780

$137,000

1 bd · 1.0 ba · 667 sqft · Manufactured public records · 105 Days on market

Built 1993 2,613 sqft lot $70/mo HOA · 5% of rent

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming furnished manufactured home on its own 0.06-acre lot in Cherokee Springs. This cozy home features a private grassy backyard perfect for relaxing and enjoying Southern Utah's sunshine. Inside, you'll find 1 bedroom, 1 bathroom, plus a large office that could potentially be converted to a second bedroom. The 667 sq ft layout is efficient and comfortable. Conveniently located near shopping, dining, golf courses, and medical services, with easy access to Sand Hollow Reservoir, Zion National Park, and Southern Utah's beautiful red rock landscapes. Great opportunity for low-maintenance living in Washington City.

Key facts

• World-class golf
• Zion national park
• 2,613 sq ft lot

Tags

• PRIVATE GRASSY BACKYARD
• WORLD-CLASS GOLF
• ZION NATIONAL PARK
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• HOA & community: Homeowners association with a $70 monthly fee; HOA covers grounds maintenance; Community clubhouse; Maintenance provided by association; Senior community; Subdivision: CHEROKEE SPRINGS RV PARK

Exterior

• Parking: No parking details provided
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Water connected (culinary)
• Home design: Manufactured home; Single-family use
• Construction: Aluminum and asphalt construction materials; Aluminum and asphalt roof; Built/standing condition
• Exterior features: Covered deck; Sliding glass doors; Partially fenced yard; Full landscaping; Automatic full sprinkler system; Paved road access; Curb and gutter; Private lot

Interior

• Kitchen: Microwave; Refrigerator; Range/oven
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas central heating; Evaporative cooling; Has heating and cooling
• Interior features: Den/office; Range/oven (free standing); Window coverings; Blinds
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $137k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $137k).
• Recommended offer: $125k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#59 in UT, #3,809 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living D, amenities F, health & safety F.
• Washington District (urban): math 42% / reading 45% proficiency, ranked #37 of 80 in UT (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington School (math 42% / reading 37%, grade F, #332 of 585 statewide, top 58%, 463 students, 59% FRL); Pine View High (math 29% / reading 48%, grade F, #74 of 171 statewide, top 43%, 1,143 students, 33% FRL).
• Market conditions: Rents soft (-0.1%/yr); 1024 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,140 units permitted in Washington County in 2024 (650 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $947 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Washington County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,670 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.43
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-7,200
• Equity at exit: $20,427

10-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $1,575
• Equity at exit: $11,845

Cash invested: $38,360 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 86 Strongly Landlord-Friendly
• State Utah: 86 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

3-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 84780

• Rents YoY: -0.1%
• Active inventory: 1024
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,515 medium
• Mortgage (P&I): −$718
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$57
• HOA: −$70
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $305

Break-even live

Break-even rent $1,128

Max offer price $137,000

Occupancy floor 75%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 N 500 W Washington, UT	1.0–3.0	1.0–2.0	912	$1,620	$1.78	21d	1	0.87mi
45 N Red Trail Ln Washington, UT	2.0	1.0–2.0	699	$1,499	$2.14	13d	1	0.94mi
1165 E Bulloch St Washington, UT	1.0–3.0	1.0–2.5	1210	$1,449	$1.20	13d	8	1.06mi
190 N Red Stone Rd Washington, UT	1.0–3.0	1.0–2.0	943	$1,403	$1.49	13d	10	1.14mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 27 events

1. 2026-06-19
   days on market $137,000 Active 105 DOM
2. 2026-06-18
   days on market $137,000 Active 104 DOM
3. 2026-06-17
   days on market $137,000 Active 103 DOM
4. 2026-06-16
   days on market $137,000 Active 102 DOM
5. 2026-06-15
   days on market $137,000 Active 101 DOM
6. 2026-06-14
   days on market $137,000 Active 99 DOM
7. 2026-06-13
   days on market $137,000 Active 98 DOM
8. 2026-06-10
   days on market $137,000 Active 96 DOM
9. 2026-06-09
   days on market $137,000 Active 95 DOM
10. 2026-06-08
    days on market $137,000 Active 94 DOM
11. 2026-06-07
    days on market $137,000 Active 93 DOM
12. 2026-06-05
    days on market $137,000 Active 90 DOM
13. 2026-06-02
    days on market $137,000 Active 88 DOM
14. 2026-06-01
    days on market $137,000 Active 87 DOM
15. 2026-05-31
    days on market $137,000 Active 86 DOM
16. 2026-05-30
    days on market $137,000 Active 85 DOM
17. 2026-05-13
    price $137,000

    Show marketing remark (622 chars)

    Charming furnished manufactured home on its own 0.06-acre lot in Cherokee Springs. This cozy home features a private grassy backyard perfect for relaxing and enjoying Southern Utah's sunshine. Inside, you'll find 1 bedroom, 1 bathroom, plus a large office that could potentially be converted to a second bedroom. The 667 sq ft layout is efficient and comfortable. Conveniently located near shopping, dining, golf courses, and medical services, with easy access to Sand Hollow Reservoir, Zion National Park, and Southern Utah's beautiful red rock landscapes. Great opportunity for low-maintenance living in Washington City.

18. 2026-05-13
    price $137,000 622-char remark

    Show marketing remark (622 chars)

    Charming furnished manufactured home on its own 0.06-acre lot in Cherokee Springs. This cozy home features a private grassy backyard perfect for relaxing and enjoying Southern Utah's sunshine. Inside, you'll find 1 bedroom, 1 bathroom, plus a large office that could potentially be converted to a second bedroom. The 667 sq ft layout is efficient and comfortable. Conveniently located near shopping, dining, golf courses, and medical services, with easy access to Sand Hollow Reservoir, Zion National Park, and Southern Utah's beautiful red rock landscapes. Great opportunity for low-maintenance living in Washington City.

19. 2026-05-13
    price $137,000

    Show marketing remark (622 chars)

    Charming furnished manufactured home on its own 0.06-acre lot in Cherokee Springs. This cozy home features a private grassy backyard perfect for relaxing and enjoying Southern Utah's sunshine. Inside, you'll find 1 bedroom, 1 bathroom, plus a large office that could potentially be converted to a second bedroom. The 667 sq ft layout is efficient and comfortable. Conveniently located near shopping, dining, golf courses, and medical services, with easy access to Sand Hollow Reservoir, Zion National Park, and Southern Utah's beautiful red rock landscapes. Great opportunity for low-maintenance living in Washington City.

20. 2026-03-06
    listed $145,000 Active

    Show marketing remark (622 chars)

    Charming furnished manufactured home on its own 0.06-acre lot in Cherokee Springs. This cozy home features a private grassy backyard perfect for relaxing and enjoying Southern Utah's sunshine. Inside, you'll find 1 bedroom, 1 bathroom, plus a large office that could potentially be converted to a second bedroom. The 667 sq ft layout is efficient and comfortable. Conveniently located near shopping, dining, golf courses, and medical services, with easy access to Sand Hollow Reservoir, Zion National Park, and Southern Utah's beautiful red rock landscapes. Great opportunity for low-maintenance living in Washington City.

21. 2026-03-06
    listed $145,000 Active 622-char remark

    Show marketing remark (622 chars)

    Charming furnished manufactured home on its own 0.06-acre lot in Cherokee Springs. This cozy home features a private grassy backyard perfect for relaxing and enjoying Southern Utah's sunshine. Inside, you'll find 1 bedroom, 1 bathroom, plus a large office that could potentially be converted to a second bedroom. The 667 sq ft layout is efficient and comfortable. Conveniently located near shopping, dining, golf courses, and medical services, with easy access to Sand Hollow Reservoir, Zion National Park, and Southern Utah's beautiful red rock landscapes. Great opportunity for low-maintenance living in Washington City.

22. 2026-03-06
    listed $145,000 Active

    Show marketing remark (622 chars)

    Charming furnished manufactured home on its own 0.06-acre lot in Cherokee Springs. This cozy home features a private grassy backyard perfect for relaxing and enjoying Southern Utah's sunshine. Inside, you'll find 1 bedroom, 1 bathroom, plus a large office that could potentially be converted to a second bedroom. The 667 sq ft layout is efficient and comfortable. Conveniently located near shopping, dining, golf courses, and medical services, with easy access to Sand Hollow Reservoir, Zion National Park, and Southern Utah's beautiful red rock landscapes. Great opportunity for low-maintenance living in Washington City.

23. 2026-01-30
    soldstatus
24. 2005-12-05
    historical
25. 2004-05-17
    soldstatus
26. 2003-10-21
    soldstatus
27. 2003-09-16
    listed $39,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast UT · Resets to sale price

• Current annual tax: $548 · $46/mo
• Projected year-2 tax: $904 · $75/mo
• Expected delta: +$356/yr (+$30/mo · 65.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,176
• − Mortgage interest: −$7,674
• − Property taxes: −$548
• − Insurance: −$685
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − HOA: −$840
• − Depreciation: −$3,985
• Taxable income: $1,535
• Est. tax owed @ 24.0%: −$368
• After-tax cash flow: $3,296/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Washington District
• NCES district ID: 4901140
• Math proficiency: 42% ▼ -3.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $50,861
• Composite: 37.47/100
• National rank: #4408
• State rank: #37 of 80 in UT

Livability — Washington

• Score: 75/100
• State rank: #59
• US rank: #3809

Category grades

Amenities F Commute A+ Cost of living D Crime A Employment A+ Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington, UT
• County: Washington County · 179,216 people
• City population: 32,366
• Metro: St. George, UT
• Population (ZIP): 32,366
• Household income: $91,963
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 1036.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 193,324 people
• By 2030: 211,699 · +9.5%
• By 2040: 246,449 · +27.5%
• By 2050: 278,447 · +44.0%
• By 2075: 342,734 · +77.3%
• By 2100: 382,815 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 6% Slovak 5% Lithuanian 3%
• Foreign-born: 5% · Canada, Jamaica, China
• Languages at home: 89% English-only · Spanish 8% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+52.3) · D 23.0% · R 75.2% · Other 1.8%
• 2008→2024 swing: +1.2pp toward D · 2008: -53.5pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+51.7 2016: R+52.1 2012: R+67.0 2008: R+53.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.73%
• Current HPI: 248.9421
• Rent YoY: ▼ -0.06%
• Metro: St. George, UT
• State GDP YoY: ▲ 3.54%
• F500 in state: 2

Industry mix (Fortune 500 HQ in UT)

Industry	F500 HQs	Revenue
▸Financial Services	1	$3B

Price history

+246.8% since first listed

11 events — show timeline

• 2026-05-13 Price Changed $137,000 WFRMLS
• 2026-05-13 Price Changed $137,000 ICBORMLS
• 2026-05-13 Price Changed $137,000 WCBOR
• 2026-03-06 Listed $145,000 WFRMLS
• 2026-03-06 Listed $145,000 WCBOR
• 2026-03-06 Listed $145,000 ICBORMLS
• 2026-01-30 Sold (Public Records) — Public Records
• 2005-12-05 Listing Removed — WFRMLS
• 2004-05-17 Sold (Public Records) — Public Records
• 2003-10-21 Sold (Public Records) — Public Records
• 2003-09-16 Listed $39,500 WFRMLS

Property tax history

+1.7%/yr

Latest (2025): $548 · +0.3% YoY. Source: county tax records.